How much does it cost to keep a house on the market?
For a typical U.S. homeowner with a mortgage, about $2,035 a month, according to the U.S. Census Bureau. Use your own numbers below to see what waiting could cost you.
House carrying cost calculator
What could waiting cost you?
Selling through a traditional listing can take months, with no guarantee it will ever sell. The longer it sits, the more the bills pile up.
Use my numbers
Estimated carrying costs
over 1.6 months
Each extra month adds $2,035.
Illustrative estimate only. Starting cost: $2,035, the 2024 U.S. median monthly owner costs with a mortgage (U.S. Census Bureau). Starting time: 50 days, the U.S. median days on market before going under contract, August 2026 (Redfin), shown as 1.6 months.
What are carrying costs on a house?
Carrying costs are the bills you keep paying to own a house while you wait for it to sell. They usually include your mortgage payment, property taxes, insurance, utilities, upkeep, and HOA dues, and they stop on the day the sale closes.
Mortgage payment
The amount you pay your lender each month. If it includes taxes and insurance through escrow, enter 0 for those two items so you do not count them twice.
Property taxes
Your yearly tax bill divided by 12. Taxes keep coming due whether the house is lived in or empty.
Insurance
Your yearly homeowners premium divided by 12. Ask your insurer if your policy changes when the house is vacant.
Utilities and upkeep
Power, water, gas, lawn care, and small repairs that keep the house safe and ready for showings.
HOA dues
Monthly or yearly association fees, divided by 12. Dues stay due until the sale closes.
Other costs
Anything else you pay because the house has not sold yet, such as storage or a security system.
How long does it take to sell a house?
A typical U.S. house took 50 days to go under contract in August 2026, according to Redfin. A financed purchase then took an average of 36.8 days to close in March 2026, according to ICE.
Together, that is close to three months from listing to closing, before any time you spend preparing the house. Your carrying costs keep running the whole time.
Listing to accepted offer: 50 days
Median days on market before going under contract, August 2026 (Redfin).
Accepted offer to closing: about 37 days
Average time to close a purchase loan, March 2026 (ICE).
A cash sale with Propcash: as few as 7 days
Pick your closing date. We work on your schedule.
Monthly carrying costs by state
In 2024, median monthly owner costs for homeowners with a mortgage ranged from $1,272 in West Virginia to $3,181 in the District of Columbia, according to the U.S. Census Bureau's American Community Survey (table B25088). These costs include the mortgage payment, taxes, insurance, utilities, and fees.
See median monthly costs for all 50 states and DC
| State | Median per month | Over 3 months (illustrative) |
|---|---|---|
| Alabama | $1,500 | $4,500 |
| Alaska | $2,253 | $6,759 |
| Arizona | $1,893 | $5,679 |
| Arkansas | $1,375 | $4,125 |
| California | $3,001 | $9,003 |
| Colorado | $2,466 | $7,398 |
| Connecticut | $2,454 | $7,362 |
| Delaware | $1,821 | $5,463 |
| District of Columbia | $3,181 | $9,543 |
| Florida | $2,168 | $6,504 |
| Georgia | $1,909 | $5,727 |
| Hawaii | $2,937 | $8,811 |
| Idaho | $1,769 | $5,307 |
| Illinois | $1,994 | $5,982 |
| Indiana | $1,466 | $4,398 |
| Iowa | $1,538 | $4,614 |
| Kansas | $1,749 | $5,247 |
| Kentucky | $1,453 | $4,359 |
| Louisiana | $1,650 | $4,950 |
| Maine | $1,796 | $5,388 |
| Maryland | $2,389 | $7,167 |
| Massachusetts | $2,755 | $8,265 |
| Michigan | $1,573 | $4,719 |
| Minnesota | $1,985 | $5,955 |
| Mississippi | $1,448 | $4,344 |
| Missouri | $1,589 | $4,767 |
| Montana | $1,878 | $5,634 |
| Nebraska | $1,764 | $5,292 |
| Nevada | $2,008 | $6,024 |
| New Hampshire | $2,399 | $7,197 |
| New Jersey | $2,797 | $8,391 |
| New Mexico | $1,628 | $4,884 |
| New York | $2,544 | $7,632 |
| North Carolina | $1,747 | $5,241 |
| North Dakota | $1,814 | $5,442 |
| Ohio | $1,563 | $4,689 |
| Oklahoma | $1,606 | $4,818 |
| Oregon | $2,234 | $6,702 |
| Pennsylvania | $1,775 | $5,325 |
| Rhode Island | $2,262 | $6,786 |
| South Carolina | $1,627 | $4,881 |
| South Dakota | $1,739 | $5,217 |
| Tennessee | $1,637 | $4,911 |
| Texas | $2,211 | $6,633 |
| Utah | $2,143 | $6,429 |
| Vermont | $1,893 | $5,679 |
| Virginia | $2,149 | $6,447 |
| Washington | $2,519 | $7,557 |
| West Virginia | $1,272 | $3,816 |
| Wisconsin | $1,701 | $5,103 |
| Wyoming | $1,815 | $5,445 |
Source: U.S. Census Bureau, 2024 American Community Survey 1-year estimates, median selected monthly owner costs, housing units with a mortgage. The U.S. median is $2,035. To see each state, open the Census table and choose State in the filters, or use the raw data file.
When carrying costs hit hardest
Carrying costs weigh most when you pay for a house you do not live in, or when the bills arrive faster than a buyer.
An inherited house
Taxes, insurance, and utilities fall on the heirs while the estate settles. Selling an inherited house
A vacant house
An empty house still needs power, lawn care, and an insurance policy that fits. Selling a vacant house
Behind on payments
Each month adds to what you owe, and the clock is set by the lender. Selling before foreclosure
A tired landlord
Vacancies, repairs, and late rent all add to the monthly cost. We buy with tenants in place. Selling a rental house
Major repairs
Repairs before listing add cost and time before the house can sell. We buy as-is. Selling a house that needs repairs
A house that will not sell
Every month on the market adds another month of bills. When your house won't sell
A cash offer on your schedule, with no pressure
If you have time and the house shows well, listing with an agent may net you more. If you want it done without repairs or showings, that is where we come in. We will tell you straight either way.
Our offer stands
No 24-hour expirations, no countdown clocks. Your offer is good for 7 days, and if the market shifts, we will re-run the numbers, not pressure you.
No aggressive sales tactics
We follow up on your schedule. No drip campaigns, no call-center sequences.
We tell you if we are not the right buyer
If listing with an agent would clearly serve you better and you have the time, we will say so and point you to someone local. We may receive compensation from agents we refer.
House carrying cost questions
How much does it cost to keep a house on the market?
For a typical U.S. homeowner with a mortgage, it costs about $2,035 a month, the 2024 median monthly owner cost reported by the U.S. Census Bureau. That figure includes the mortgage payment, property taxes, insurance, utilities, and fees. Your own number depends on your loan, your tax bill, and the condition of the house.
How long does it take to sell a house?
In August 2026, a typical U.S. house took 50 days to go under contract, according to Redfin. A financed purchase then took an average of 36.8 days to close in March 2026, according to ICE. From listing to closing, that is close to three months, before any time spent preparing the house.
What are carrying costs on a house?
Carrying costs are the bills you keep paying to own a house while you wait for it to sell. They usually include the mortgage payment, property taxes, insurance, utilities, upkeep, and HOA dues. They stop on the day the sale closes.
Should I count my full mortgage payment as a carrying cost?
This calculator uses your full monthly payment, because that is the amount you pay each month while you wait. Part of each payment reduces your loan balance, so not all of it is lost, as the CFPB explains. If your payment includes taxes and insurance through escrow, enter 0 for those items so you do not count them twice.
How can I lower carrying costs while my house is listed?
The most direct way to lower carrying costs is to shorten the time you own the house. Pricing the house to the local market, making only the repairs buyers will notice, and keeping utilities at a level that protects the house can all help. A cash sale is another option, since it can close in as few as 7 days.
How fast can a cash sale close?
Propcash can close in as few as 7 days, and you pick the closing date. There are no agent commissions, no closing costs charged to you, and no fees. If our offer does not work for you, you can walk away with no obligation.
Questions? Call (615) 552-4296 or email info@propcash.co. You will talk with the decision-maker.
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